Gravel operators looking to do business in Rocky View will now have to submit a Master Site Development Plan (MSDP) as part of land-use approval applications.
Councillors directed staff to impose the added layer to the Countyís process on Feb. 21. The decision came in response to concerns raised by residents about gravel pits located in residential areas and Councillor Paul McLeanís November 2011 notice of motion asking for a phased approach to pit approval.
ìThis is a good first stepÖ,î said McLean. ìThe reality is some of these pits could be open for 25, 50, even 75 years. This is a huge impact to Rocky View.î
In recent months, councillors have heard presentations in regards to gravel, including one from the industryís regulatory agency Alberta Environment, another from a group of gravel operators and the last from Mike Edwards, who represented the general public and discussed conflicts between landowners and the industry.
Currently, gravel pit operators have four steps to go through when seeking approval with the County. Those steps include a non-mandatory, pre-application consultation with staff, rezoning to either a direct control district or natural resources industrial designation, development permit, and provincial approvals for pits greater than 12.36 acres.
Gravel is extracted and mined in several locations in Rocky View, including the populous region of Bearspaw, where several residents have expressed concern about noise, hours of operation, dust, increased traffic and reduced property values.
The staff report said the MSDP would include a phasing plan, site design, development guidelines during extraction and reclamation stages, potential effects on ground and surface water and its community consultation plan.
Councillor Lois Habberfield suggested gravel operators financially compensate residents living nearby through either payments or purchasing the nearby homes.
ìI think they need to think outside the box and make this more palatable,î she said. ìIf (residents) have to live next to a noisy, dirty industry, why not have (the operators) go out and negotiate with them? That would encourage the industry to go out to areas where there isnít such dense population.î
Councillor Earl Solberg suggested monitoring pits, with approval of concurrent phases hinging on the operatorsí ability to meet the Countyís criteria.
ìIt seems to me, you would issue a development for one or two phases and the others are held in reserve prior to a monitorís report,î he said. ìThen you would have some high-level control over it.î
Division 6 Councillor Greg Boehlke said mitigation of the problems should take place before approval through extensive public consultation.
ìA lot of gravel comes out of Division 6 (northeast Rocky View) with minimal community concern,î he said. ìIf you mitigate the problem before you have pit, you probably wonít have the problems.î
McLean, who made the motion supporting the MSDP, said the new requirement may be welcome to some operators, despite the possible added expense.
ìI have heard some operators are looking forward to a level playing field (in which) the rules are more consistent across the industry,î he said. ìI hope the MSDP will start giving that direction.î
McLeanís motion was approved in a 6-2 vote, with councillors Habberfield and Margaret Bahcheli voting against the motion and councillors Solberg, Kim Magnuson, Rolly Ashdown, Boehlke, Al Sacuta and McLean voting in favour.
